All done!

[Oona]

Hello-We recently got 2 bids for our new build: gunite w/faux infinity edge ~30x15 pool. Neither my spouse or I are interested in a spa which turned out to be a big money saver (had no idea they cost as much as they do) but are opting for Baja ledge and extending our existing patio.
Lots of amazing wisdom in this community and I’m hoping to get a good dose of it starting with my bids-I am open to any and all critiques, suggestions etc.
The photos attached are just about on point with what I want. 1 of them shows a brown concrete finish which will be changed to very light beige/off white.

 

[Texas Splash]

Welcome to TFP! Congrats on the new project. Lots of decision to make. Each proposal seems to have something that the other doesn't. Large filter on bid 1, but bid 2 has the lifetime structural warranty which "seems" nice. It might be nice to see that warranty in writing to see what may be excluded. Both bids mention a chlorinator which is nothing more than a tab holder (feeder). You won't be relying on that all season, otherwise you'll be draining water due to excessive CYA (stabilizer) levels. That's what happens with tabs. So you'll end up adding liquid chlorine each day or converting to a salt water generator. TX builders seem to shy-away from SWGs as if the increased salinity level of the water will destroy the pool, equipment, or coping. That is unfounded, but just letting you know. But an inline chlorinator will only be used short term.

For cleaners, some like separately-powered pressure/suction cleaners like a Polaris, but others have cut the cord and moved to robot technology. It's independent from the plumbing or separate pump which many like more. But other than that, you have some personal choices to make about which pool meets your needs best. Post back with any specific questions. Lots of people here to help. Good luck!

 

[AQUA~HOLICS]

Oona, both bids are good at face value. Its all about the details of craftsmanship during construction. I’m sure both companies build a good pool and the details that make a great pool are out of view when the pool is finished. For example, Excavation: over excavation on the floor of the pool is something to be aware of that fill dirt is not layered on top of unspoiled earth without proper compaction and that does not mean running the tractor back and forth over the fill dirt a few times. Rebar: Pig-Tails are a concern and proper spacing above the dirt is crucial for rebar encasement. These are just few fine points to be aware of during the construction process and you will not find any of it written down in any contract. Hope this helps, Ray.

 

[Oona]

Welcome to TFP! Congrats on the new project. Lots of decision to make. Each proposal seems to have something that the other doesn't. Large filter on bid 1, but bid 2 has the lifetime structural warranty which "seems" nice. It might be nice to see that warranty in writing to see what may be excluded. Both bids mention a chlorinator which is nothing more than a tab holder (feeder). You won't be relying on that all season, otherwise you'll be draining water due to excessive CYA (stabilizer) levels. That's what happens with tabs. So you'll end up adding liquid chlorine each day or converting to a salt water generator. TX builders seem to shy-away from SWGs as if the increased salinity level of the water will destroy the pool, equipment, or coping. That is unfounded, but just letting you know. But an inline chlorinator will only be used short term.

For cleaners, some like separately-powered pressure/suction cleaners like a Polaris, but others have cut the cord and moved to robot technology. It's independent from the plumbing or separate pump which many like more. But other than that, you have some personal choices to make about which pool meets your needs best. Post back with any specific questions. Lots of people here to help. Good luck!

Thank you so much for taking a look at the bids: definitely interested in the SWGs and will get a price from the PB I am leaning towards on that as well. About to to start looking into the robot vacs this week. Thank you again

 

[Oona]

Oona, both bids are good at face value. Its all about the details of craftsmanship during construction. I’m sure both companies build a good pool and the details that make a great pool are out of view when the pool is finished. For example, Excavation: over excavation on the floor of the pool is something to be aware of that fill dirt is not layered on top of unspoiled earth without proper compaction and that does not mean running the tractor back and forth over the fill dirt a few times. Rebar: Pig-Tails are a concern and proper spacing above the dirt is crucial for rebar encasement. These are just few fine points to be aware of during the construction process and you will not find any of it written down in any contract. Hope this helps, Ray.

Thank you and I couldn’t agree more about making sure the structure, plumbing and ground are done right. We live on a well and my biggest fear is having to dig new one (40k for a new well out where we are) bc of an unrealized plumbing leak or a structure issue that potentially causes one. We plan on trucking in the water to fill it and filling a separate holding tank with water from another source in the summer for top offs- overkill but it puts my mind at ease

 

[HermanTX]

Very nice layout. Welcome to TFP.
One suggestion is to negotiate a good payment plan. It is a seller’s market and many PB are putting contracts out there that should be reviewed to have a balance to both seller and buyer. Suggest that you hold 5-10% of total price until pool is filled, water chemistry is balanced and all punch list items completed. It will provide you some leverage at the end.

Also there are several members from the Austin area that are in mid-construction. Look for their threads under construction and follow them to learn some of the issues they encountered so you can be prepared.

Good Luck and keep asking questions.

 

[dntboles]

I second what @HermanTX said about holding final payment. There is a LOT that can happen after "before plaster" when your proposal B requires the final money to be paid. In our contract, we didn't owe the final 5% until after everything was done. And the company we contracted never really finished.

 

[AQUA~HOLICS]

Read the contract closely, some contracts are written so the final payments is paid to the plaster company and not the builder.

 

[Newdude]

I wish you luck negotiating but many PBs have so much work booked that they can have the ‘take it or leave it’ approach.

 

[Oona]

All these replies-exactly why I joined here! I literally would never have caught these things and didn’t even notice the details on the final payment-most definitely will address that with builders and try and work out paying them a percentage once everything is completed.
What I did catch was in an email from 1 of the PBs they state that the price will be locked in for 2 months after signing contract! So does that mean they can raise the price on me mid build ( we all know it will take longer 2 months to build) and if so, is this common practice to state and/or do such things??

 

[Newdude]

It might be, so definitely get clarification. It sucks but it’s not necessarily the PBs fault if unforeseen delays happen and the costs go up substantially in that time. In the old days, losing money on a pool or two was just the cost of doing business, but they can’t just lose money on all builds for the next X months/years.

So some are adding that into contracts.

 

[BigPapaSmurf]

All these replies-exactly why I joined here! I literally would never have caught these things and didn’t even notice the details on the final payment-most definitely will address that with builders and try and work out paying them a percentage once everything is completed.
What I did catch was in an email from 1 of the PBs they state that the price will be locked in for 2 months after signing contract! So does that mean they can raise the price on me mid build ( we all know it will take longer 2 months to build) and if so, is this common practice to state and/or do such things??

That is a question I would ask that PB. If the contract price is only good for two months, after signing, I would walk away from that PB, especially in today’s market. The owner of the company building our pool told us the price of our travertine pavers had gone up 3 times since we signed our contract. She said that is the cost of doing business and you either pay and keep the build moving or stahl and Tick off your customer.

 

[Oona]

That is a question I would ask that PB. If the contract price is only good for two months, after signing, I would walk away from that PB, especially in today’s market. The owner of the company building our pool told us the price of our travertine pavers had gone up 3 times since we signed our contract. She said that is the cost of doing business and you either pay and keep the build moving or stahl and Tick off your customer.

I agree and will most certainly sign a contract with such stipulations! Prices for pools are already double (at least for me) what they were 5 years ago. I feel the increased price due to demand more than offsets the price for material cost increases. Sorry that happened to you, did you end up paying the increased price?

 

[HermanTX]

What I did catch was in an email from 1 of the PBs they state that the price will be locked in for 2 months after signing contract! So does that mean they can raise the price on me mid build ( we all know it will take longer 2 months to build) and if so, is this common practice to state and/or do such things??

This sounds like a time and material contract. This is where you agree on a profit for the seller (PB) and then pay all cost of material and time for labor. This favors a seller as it is a guarantee not to lose money. Zero risk for PB and all the risk on you. If you feel you have to use this PB then negotiate a cap - i.e. no more than a x% over the original price. This limits the ceiling of increase and puts some risk back on the PB to price it properly now and be efficient in his ordering and holding of inventory.
Good Luck.

 

[BigPapaSmurf]

I agree and will most certainly sign a contract with such stipulations! Prices for pools are already double (at least for me) what they were 5 years ago. I feel the increased price due to demand more than offsets the price for material cost increases. Sorry that happened to you, did you end up paying the increased price?

Nope, our contract locked in the price and the owner is eating the cost increases on our job, she did say they have raised prices, in general, twice this year.

 

[Newdude]

I think too, it’s less of an issue for the $100k builds as the PB can stand to lose more than on my $45k build if XYZ skyrockets in the short term.

My PB said he ate too many losses when everything went crazy that he had to start passing it along.

Heck, the quote itself was only good for 20 days.

 

[Oona]

Reading all the pre-COVID quotes makes me wish I had done this much sooner! Lot more hurry up and wait…and hope… right now I’m waiting on my next appointment with them-hopefully next week! I would say better late than never, but…

 

[Newdude]

Reading all the pre-COVID quotes makes me wish I had done this much sooner

Whattayagonnado. We moved in Sept and tossed around getting the pool right away or waiting a year. In the couple of months we flip flopped, the price went up $7k from Jan to April. So yeah. I FEEL you.

 

[Oona]

Whattayagonnado. We moved in Sept and tossed around getting the pool right away or waiting a year. In the couple of months we flip flopped, the price went up $7k from Jan to April. So yeah. I FEEL you.

Right! Sometimes patience doesn’t pay!!

 

[Oona]

Hello, I am just starting this process and have gotten my bids for pool and deck. I am going with concrete decking and am wanting a bit of a specific color-I really like very light beige, almost white and am concerned that my concrete might turn out to have a hint of gray ( gray is beautiful but just not what I want) or just be gray altogether. My question is, is there a specific type of concrete or dye they can use to achieve the color in the pic below??